District 15 · Bedok · OCR
Flamingo Valley
Siglap Road · Condominium · Freehold
Current PSF
$1,784
+2.0% vs district median
Gross yield
3.0%
median rent $4,400/mo
3-year gain
4.6%
Transactions · 5y
107
25 in last 12 months
Nearest MRT
Bedok Mrt Station · 1,046.522m
EWL
Future MRT
Bedok South Mrt Station
TEL · 2026
Vs local HDB
+203% premium
HDB median $588 psf
Area income
$9,500/mo median
residential zone
En-bloc potential31 / 100
· composite of plot use, age, tenure, value gap & size
Tenanted
100%
units with active leases
Rent momentum
+2.1%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
15%
PSF dispersion within project
The neighbourhood
P1 ring
Opera Estate Primary School 200m · Phase 2C 0.8× · Knowledge Park Educare Pte Lte (Opera Estate Primary School) 200m · St. Stephen'S School 590m · Phase 2C 0.4× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Food
New Upper Changi Road Blk 208b · 1.1km
Green
Opera Estate Football Field · 285m - 11 parks within 1km
Mall
Bedok Mall · 1.0km
Health
Singhealth Polyclinics (Bedok Polyclinic) (polyclinic) · 1.4km
Who lives in Bedok
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
Residents
276,990
Median age
45 yrs
43% under 40 · getting older
Children 0–9
21,280
▼ 15% since 2015 · future P1 demand
Household size
3.1 avg
Homes
63% HDB
20% condo · 16% landed
Degree holders
34%
residents 15+
Commute
55% transit
24% drive
45 min+ to work
23%
Price trend average PSF by year
2021
$1,474
2022
$1,643
+11.5%
2023
$1,743
+6.1%
2024
$1,608
-7.7%
2025
$1,766
+9.8%
2026
$1,823
+3.2%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $3,900/mo | $4.59 | 3.1% | 162 |
| 3BR | $5,200/mo | $4.16 | 2.8% | 134 |
| 4BR | $7,500/mo | $4.55 | 3.1% | 49 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $1,560,000 | 861 | $1,812 | 01-05 |
| Jun 2026 | $980,000 | 581 | $1,686 | 01-05 |
| May 2026 | $2,255,000 | 1,206 | $1,871 | 01-05 |
| Apr 2026 | $4,220,000 | 2,573 | $1,640 | 01-05 |
| Mar 2026 | $4,180,000 | 2,573 | $1,625 | 01-05 |
| Mar 2026 | $3,180,000 | 1,593 | $1,996 | 01-05 |
| Mar 2026 | $2,348,000 | 1,206 | $1,948 | 01-05 |
| Mar 2026 | $2,200,000 | 1,206 | $1,825 | 01-05 |
| Feb 2026 | $1,580,000 | 818 | $1,931 | 01-05 |
| Jan 2026 | $3,300,000 | 2,067 | $1,597 | 01-05 |
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More in District 15
The HDB blocks next door
The entry point, measured: what the resale flats around Flamingo Valley actually sell for - this project trades at 2.9× the nearest block’s PSF.